12/53 Shore Street E, Cleveland QLD 4163

Waterfront stroll | 3-bed townhouse | Flood overlay | 2000 build | 3 days on market This townhouse presents a competitively priced entry point into a tightly held waterfront-adjacent street, where the configuration of three bedrooms and two bathrooms across two levels is a practical offering for a downsizer, young family, or investor seeking low-maintenance living. Its immediate short stroll to the water and established school catchments provide a stable demand base, while the absence of bushfire or heritage overlays simplifies due diligence. The property serves a buyer prioritising location over land size, with the 124m² parcel and 2000 construction era representing a functional, if not premium, built form. The rapid three-day listing period signals ready buyer interest in this price bracket for the area. The flood overlay imposes a defined risk mechanism, likely affecting insurance premiums and future financeability, which is a tangible carrying cost that discounts the purchase price against unaffected peers. The commercial logic here is acquiring a well-located property at a relative discount, with the opportunity to capitalise on the street’s demonstrated long-term growth from a lower entry point. Given the holding pattern on the street-where over half of owners sell within ten years-this property is best treated as a medium-term hold, allowing time to absorb the flood-related cost burden while benefiting from the location’s inherent appeal. The judgment call is to proceed with disciplined offers contingent on satisfactory flood and insurance reports, positioning it as a value-acquisition rather than a premium asset. Recent comparable sales on Shore Street East provide critical context: – 32/45 Shore St E: 3 bed, 2 bath, 2 car sold for $1.26m (8.60% annual growth) – 1/135-139 Shore St E: 3 bed, 2 bath, 1 car sold for $1.065m – 7/135-139 Shore St E: 2 bed, 2 bath, 1 car sold for $910k – 9/29-31 Shore St E: 2 bed, 2 bath, 1 car sold for $735k This sales history demonstrates a clear price premium for three-bedroom configurations, with the subject property’s $825,000 asking price positioning it below recent three-bedroom sales, a discount that directly reflects its flood overlay and older build. The inference for a buyer is that this pricing acknowledges the property’s compromised attributes, offering a measured entry into a street where three-bedroom townhouses have achieved sales above one million dollars.